I decided to go with a local solicitor for our conveyancing in Gravesend last week. Reviewing the fine print I noteI am liable for costs even if the sale doesn't happen. Should I go with them or select a web based firm promoting no-sale-no-fee conveyancing in Gravesend?
Generally there is a concession along the lines that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be higher to counteract the transactions that do not go ahead. Also remember that such offerings generally do not protect you from disbursements such your Gravesend conveyancing search costs.
Why do I have to pay up front for conveyancing in Gravesend?
If you are buying a property in Gravesend your solicitor will request that you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is payable against the total price then this should be asked for shortly ahead of exchange of contracts. The closing balance that is due should be transferred shortly before completion.
I am assisting my sister sell her property in Gravesend. Does the conveyancer arrange the energy performance certificate or it is for me to coordinate?
After the abolition of Home Information Packs, EPC’s remained a mandatory part of selling a property. An energy performance certificate must be to hand before the property is advertised. It is not something that conveyancers ordinarily organise. Where you are instructing a Gravesend conveyancing solicitor they might help arrange energy performance certificates due to their contacts with long established local energy assessors
Can I be sure that the Gravesend conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Gravesend seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your transaction.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Gravesend solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Gravesend postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Gravesend.
What can a local search inform me concerning the property my wife and I buying in Gravesend?
Gravesend conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search plays an important part in many a Gravesend conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I am purchasing my first flat in Gravesend with a mortgage from Halifax. The developers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my lawyer about this deal as it could put at risk my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it best to use a Gravesend conveyancing practitioner who is local to the property I am purchasing? An old friend can carry out the legal formalities but her office is approximately 350kilometers drive away.
The benefit of a local Gravesend conveyancing practice is that you can attend the office to execute paperwork, present your identification documents and apply pressure on them if necessary. Having local Gravesend know how is a plus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and they were happy that should surpass using an unknown Gravesend conveyancing solicitor solely due to them being Gravesend based.